28 Douglas Road, Horfield, BRISTOL, BS7 0JD

change of use from single dwelling to 5 person HMO (Use Class C4)

Authority: Bristol City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Smith J

Main issues, as the Inspector framed them

whether the development would lead to an overconcentration of House in Multiple Occupation (HMO) properties
whether the development would provide adequate storage for bicycle and waste and recycling stores

What decided it

The proposal conflicts with the development plan through overconcentration of HMOs (18.79% against 10% threshold), creation of a sandwiching effect on neighbouring family dwellings, and inadequate provision for waste and bicycle storage, with no material considerations of sufficient weight to justify approval contrary to the development plan.

Plan policies cited: Policy DM2, Policy BCS10, Policy DM23, Policy DM32

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
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